DENVER PLANNING AND COMMUNITY DEVELOPMENT FEBRUARY 1989
ARCHIVES HT 168 D4 G56 1989
Globeville Neighborhood Planning Team:
Globeville Civic Association:
Rev. Joseph Hirsch, Facilitator
Paulette Hirsch, President
Annie Bolden Carol Christensen Betty Lopez John T. Milosovich Ann O'Rell Pauline Wolf
John A. Harris, Denver Planning Office
Doug Wheeler, Denver Zoning Administration
Deborah L. "Debbie" Ortega, Councilwoman, District 9
Judy Montero-Cisneros, Administrative Asst., District 9
Final draft written by John A. Harris and Doug Wheeler
Karl Haberman, Graphic Artist, Denver Planning Office
Frances Burg, Administrative Clerk Typist, Denver Planning Office
Billie Bramhall, Deputy Director of Neighborhood Planning, Denver Planning Office and Community Development Agency
William Lamont, Jr., Director of Planning and Development
The Honorable Federico Pena, Mayor
GLOBEVILLE NEIGHBORHOOD PLAN Table of Contents
Neighborhood Planning Use of Plan Planning Process Plan Overview History
Neighborhood Image and Public Perception
LAND USE AND ZONING Overview
Key Issues and Recommendations
Central Globeville-Residential Area
East Globeville-Industrial/Retail Business Area
West Globeville-Tourist/Industrial/Office Area
Key Issues and Recommendations
Key Issues and Recommendations
COMMUNITY FACILITIES Overview
Globeville Recreation Center Stapleton Recreation Center Globeville Senior Center Public Schools
Laradon Hall Vocational Center Health Facilities Key Issues and Recommendations
NEIGHBORHOOD HOUSING CONSERVATION Overview
Key Issues and Recommendations
NEIGHBORHOOD BUSINESS Overview
Key Issues and Recommendations APPENDIX
1. Globeville Neighborhood Profile
2. Blocks Recommended for Sidewalk Construction
A. Globeville Existing Land Uses
B. Globeville Zoning and Neighborhood Subareas
C. Globeville Proposed Gateway Landscaping and
D. Globeville Truck Routes for Hazardous Materials
E. Globeville Proposed Bikeways
Globeville is a significant part of Denver's history. People came from across the ocean seeking a better life, settling in modest little communities near their work places. The Globeville neighborhood was one of these communities. It was for many years an ethnic enclave whose residents were strongly associated with work at the smelters and stockyards. As time passed and the economic-structure-of Denver changed, the Globeville neighborhood continued to offer housing to the longtime residents, those of -their children who chose to remain, and new and different ethnic groups looking for modest, comfortable homes in a secure neighborhood. The relationship to the smelters and the stockyards stopped many years ago with the demise of those industries in Denver.
The presence of the old churches and civic organizations, as well as the strong component of public facilities and the single family residential zoning, has added to the stability of Globeville, even against great odds. Residents today see Globeville as a comfortable place to live, raise children, and have roots. The Plan envisions conserving this residential character and protecting existing housing stock. Public and private facilities serving residents must continue to be maintained as high quality facilities in order for this small neighborhood, surrounded by major freeways and industrial uses, to survive. The continuing desirability of this area as a residential area is dependent on the pride of the residents and-constant maintenance of the services and amenities which serve the neighborhood. If either declines the area would rapidly lose its livability. New residential construction is not anticipated in the neighborhood except for small developments on R-l infill sites and a possible multi-family elderly housing development. The recreation facilities and school in the neighborhood are especially important to its stable future.
As a highway and transportation hub, continued neighborhood access to the freeway system at present locations is a critical issue facing the community. The Plan views the freeway system as the primary access for Globeville and Denver, presenting opportunities for landscaping a key city and neighborhood entry point, and for developing new retail, tourist and light industrial businesses along Washington Street and Fox Street near the freeway interchanges. Commercial redevelopment along Washington Street will be sought to replace blighted areas which were formerly industrial uses. Although new retail business will primarily be generated by the pass-through market, these businesses will also serve the Globeville resident families. Bulk purchase and discount food stores, as well as service businesses, will best meet the needs of these markets. New zoning may be needed along Washington Street to attract new businesses and jobs for local residents.
Neighborhood Planning is a collaborative process between the City, citizens, and property owners of a particular area which actively solicits participation in the formulation of a plan for a neighborhood. The process helps to enunciate goals, places issues on the table, generates and tests alternative ways to achieve the desired ends, proposes a plan for the area, and spells out policy changes and investments which should be implemented to help realize that future. It is a forum in which people initiate rather than react to change, and in which the various interest groups within a neighborhood, who may have different goals, work out their differences to arrive at a mutually satisfactory plan. The private-public partnership is essential to the ultimate success of the venture.
USE OF PLAN
The plan presents the best thinking of the city and neighborhood at this time and provides a city-approved guide to the future physical development of the neighborhood for use by the Denver Planning Office, the Denver Planning Board, the Mayor, City Council, and other concerned governmental agencies, residents, property owners and business people of the neighborhood and private organizations concerned with planning, development, and neighborhood improvement. The plan is not an official zone map and, as a guide, does not imply^or deny any implicit rights to a particular zone. Zone changes which may be proposed in this plan must be initiated under a separate procedure established under the City and County of Denver Municipal Code.
This plan is intended to promote patterns of land use, urban design, and circulation and services which encourage and contribute to the economic, social, and physical health,, safety and welfare of the people who live and work in the neighborhood. The neighborhood plan addresses issues and opportunities at a scale which is more refined and more responsive to specific needs than the city's Comprehensive Plan. The neighborhood plan serves as a component of that document.
This plan was prepared jointly by the Denver Planning Office and the Globeville Civic Association under the direction of John A. Harris, Associate City Planner and Douglas Wheeler, Zoning Inspector, Zoning Administration.
The Globeville Civic Association, a neighborhood organization composed of long time and new residents of the area, business persons, and other citizens united in their concern about the future of Globeville participated in three intense planning work sessions. The interested participants identified key issues, determined goals and developed a common vision for Globevilie's future preservation and development.
The plan for Globeville Neighborhood, which follows, expresses a neighborhood vision that was arrived at by a widely representative group of community residents. These residents see a vitality and viability in Globeville which contrasts with the image of a dying neighborhood. Globeville is located in the City's north central quadrant with the Rio Grande railroad tracks (east of Inca Street) the west boundary, City limits on 52nd Avenue the north boundary and the South Platte River, the east and south boundary. The neighborhood sits in this prime industrial development area of the City, having direct easy access to the major Interstate Highways 25 and 70. The existing residential area is entirely surrounded by industrial activity and is completely isolated from any nearby stable residential neighborhood.
The changing patterns of Globeville are inextricably bound up with the history of the community and of its ethnic and religious groups.
Globeville was established on ranch land purchased for that purpose by the Globe Smelter Company. Slavic workers were known to have settled in the area around 1885. In 1886 Edward R. Holden built the Globe Smelter in Denver, with the backing of Bankers Charles B. Kountze and Dennis Sheedy. Smelting next to mining, was Colorado's principal industry a century ago when gold, silver, lead, zinc, and other minerals were being separated from ores dug from the interior of the Rocky Mountains. As other smelter and packinghouses located nearby, local workers were attracted to Globeville. The tall smokestack represented in Denver's City Seal depicts the smelting industry era which*at that time was centered in Globeville.
The town of Globeville, comprised of 448 acres, was annexed to Denver through Article 20 of the Colorado State constitution in 1902. The area developed gradually and by 1910 much of the community and its housing stock consisted of large numbers of narrow wood frame houses with steep roofs.
During that time certain areas within Globeville were identified by names that can still be found today. Geographically, the principal area, "Old Globeville," known earlier as "The waterhole," became "Garden Place," so named for the truck gardens there. This term lives on today in the name of the neighborhood public elementary school.
A large number of Globeville's original residents were European immigrants, and among them several groups were distinctive. The German-speaking group came, not from Germany, which they had left in the eighteenth century, but from the prairies along the Volga Delta Region. These Volga-Deutsch, as they were called, arrived in the tempestuous years before and after the Russo-Japanese war (February 8, 1904 September 5, 1905). The Poles were also a sizable cohesive group, and Slovenians, Croatians, and Serbs from the area now known as Yugoslavia came in considerable numbers, especially during the period of the Balkan Wars before World War I.
There were also a few Russian, Slovak, Czech and "Carpatho-Russian" families who came to Globeville during this period.
Each group brought its own separate national and religious heritage, which was soon reflected in the community. The Volga-Deutsch set up the German Congregational Church (1894), St. Paul's German Lutheran Church (1900), and the Garden Place Seventh Day Adventist Church. The Poles formed St. Joseph's Polish Catholic Church (1902). The Serbs and Russians combined to build the Russo-Serbian Orthodox Church of the Transfiguration (1898). Although they viewed themselves as Globeville residents, these immigrants preferred to congregate in smaller settlements with those who shared the same language and background. The bond was strong enough to be formalized with ethnic clubs and lodges. These clubs, with their multiplicity of subsidiary activities for women and children and their associated bars and restaurants, were important socialization resources for local residents.
The lodges and the churches became the major social focus of the neighborhood.
For some years the community developed inwardly. The men walked to work; the women bought from street vendors or shopped in the neighborhood. The children went to the local public or parochial schools. Transportation, or more accurately the lack of it, played a part in this isolation. The nearest streetcar stop was outside the community, across the river to the south, and the automobile was not yet in common use.
During the 1920's Globeville experienced a second spurt of growth as more jobs became available locally in the railroad yards, meatpacking houses and smelters. During this period the migration of the Poles finished building up the blocks to the east of Argo Park; and the Davaning section (from Acoma to Grant Streets and betw.een 48th and 50th Avenues) developed as a Volga-Deutch neighborhood. The Chicago, Burlington and Quincy Railroad built shops nearby to the north bringing in more residents.
Although Globeville is thought by many of its residents to have "peaked" as an ethnic community just after World War II (1947) the old patterns were found still to be solidly entrenched in 1950. The Polish settlement, less extensive than the Volga-Deutsch, was centered religiously and scholastically in St. Joseph's Polish Catholic Church and parochial school.
Other ethnic settlements were the Slovenian-Croatian area, which embraced some 20 households in a block and a half along Logan Street from East 46th Avenue to mid block north of East 45th Avenue. A second group of mixed Catholic Yugoslavs lived in the Old Globeville northeast section. This settlement abutted Washington Street, where its residents joined other Yugoslavs in the Western Slavonic Association and the Slovenian Gardens.
Both groups were included in the parish of the Holy Rosary Catholic Church founded in 1918 which later added St. Joseph's Catholic School. As the years passed more mixing occurred so that by 1950 no single group was concentrated in the center of the Globeville.
Two more recent events have tended to disperse the old ethnic settlements in Globeville. The first was World War II, which strongly accelerated the process of integration by forcing people to become aware of, and in many cases to experience, situations and opportunities in different parts of the country. The second was the 1952 announcement of a $3,000,000 housing project consisting of 232 units to be built between 51st and 52nd Avenues from Logan to Acoma Streets in the undeveloped area known as the Dovrinka Section (Benjamin F. Stapleton Homes).
Other events which shaped Globevilie's history were the construction of Interstate Highway 25 started in 1948 and dedicated in November 1958; and the construction of Interstate Highway 70 started in July, 1955 and was completed in September 1964 which resulted in the demolition of 31 family homes and had a divisive effect on the area leaving only Lincoln and Washington Streets open to north-south vehicular traffic.
The Volga-Oeutsch residential settlement'has now dwindled to the old core centered in the two churches and the school. The.Hispanic population has succeeded the Volga-Oeutsch in the Oavaning section. In 1950, there were only twelve Hispanic households in Globeville; by 1965 there were 123; and later in 1980 there were 501. The Hispanics replaced the Poles which were the second largest neighborhood ethnic group. Although three Protestant Churches are within what is now the Hispanic settlement, most of the newcomers are Roman Catholic.
The Polish area, never as exclusive or as clearly focused as that of the Volga-Deutsch, has been more thoroughly broken up. Only one small fragment remains south of 1-70, and the few families left are linked to St. Joseph's by a narrow pedestrian passage under the highway. The Logan Street Slovenian-Croatian area also suffered some reduction, but the old Orthodox grouping areas are still in evidence along Argo Park.
A quarter of a century ago houses for sale or rent would have been quickly filled by relatives or friends of residents on the block. More recently, however, this traditional pattern has changed, and newcomers to Globeville have purchased these homes. However, older people representing the early heritage of the community continue to live in Globeville. It is not uncommon to find senior citizens who have lived in Globeville all their lives in one house.
Globeville is changing at an increasing rate hastened by the partial destruction of seven blocks resulting from the construction of Interstate 70 in the 1950's.
An attempt is being made to stabilize the present situation through the city's investment in housing, infrastructure, street improvements, tree plantings and public facilities improvements and through neighborhood organization and activities.
Over the years, there has been talk of phasing out Globeville as a residential neighborhood to meet the needs of industry and transportation while questioning the desirability of the area for residential living. The people of Globeville have stood firm and not let this happen.
Neighborhood Image and Public Perception
Globeville is a good example to the citizenry of Denver how an area composed of people of different ages, social, racial, religious and cultural backgrounds can live and work together in harmony and cooperation for the good of the entire community. The residents of the neighborhood are proud of the large number of life-long citizens who, having been born and reared in Globeville, have themselves reared families and continued to live in the neighborhood during their senior years. The senior citizens enrich the neighborhood with their presence and experience.
The abundant diversity of ethnic and cultural heritage which has always been a significant part of Globeville's 100 years history was highlighted in the neighborhood's centennial celebration in August, 1988. Community pride is exhibited in the way Globeville citizens take care of each other. The neighborliness of the area is part of its uniqueness with its special combination of Eastern European and Latin American hospitality which has brought about careful consideration for the needs of the young, the elderly, the handicapped and the poor within its confines.
Globeville is a neighborhood of loyal Americans who have seen its gallant men sacrifice their lives during various wars in which the United States was engaged, but nevertheless its populace has retained their character as a body of diverse and independent individuals. The people of the neighborhood have gone beyond the myth of the smelting and refining era's "melting pot" and have become a pot described as true "American Vegetable Soup" of which each person has lent their own distinctive identity and flavor to the task of not abandoning their ideas and vision for the neighborhood. Globeville is a community of people who persevere toward their goals as submitted in this plan.
II. LAND USE AND ZONING
Globeville today is the legacy of land use patterns that have been evolving for over 100 years.
Railroad and river attracted smelters and meat packing plants. These industries offered the jobs that brought the European immigrants who built homes near their work places. The neighborhood's isolation from the rest of Denver helped create a solid working class residential community.
In recent years the location of two freeways has attracted light industry and tourist-related businesses dependent on truck and automobile access.
The result is a mixed land use pattern seldom found in Denver. Globeville has similarities to both small town America and ethnic neighborhoods of large cities of the east and midwest. Nicely maintained residential blocks can be found a stone's throw from a meat processing plant, junk yard, truck terminal, and other industrial uses. Windmills, gardens, and historic churches are seen from the freeways. Major streets are congested throughout the day with truck and automobile traffic.
Land use patterns in Globeville do not fit neatly into the principles applied in planning new communities today. Yet the Globeville mix of land uses has been evolving for over 100 years, and parts of the neighborhood thrive, even as other areas try to adjust to changing markets and economic conditions.
All edges of the Globeville neighborhood are zoned for and have heavy industrial land uses both in Denver and unincorporated Adams County. As a result, Globeville is a residential island surrounded by industry.
Globeville is at the highway and railroad transportation hub of the City and State. Concrete and steel split up the neighborhood, but transportation access also creates excellent locations for industrial and retail development. Each day over 250,000 vehicles pass through Globeville on the highway system. Yet, over the last 25 years of changes in the United States and Denver economy, there has not been significant pressure to rezone residential areas for industrial or retail land uses. New industry no longer requires close in rail-oriented location.
Activities adjacent to the Globeville neighborhood include: the Denver Coliseum and Stock Show complex, Rockmont Park within the Central Platte Valley redevelopment area, the Merchandise Mart on 58th Avenue (in Adams County), and the Bannock Street retail/warehouse home furniture business district (in Adams County). The neighborhood is also only 20 blocks north of Downtown Denver, though circuitous transportation links to Downtown add to the actual travel distance.
NEIGHBORHOOD Sl'B A REAS
Globeville is best understood as three land use subareas, each with its unique strengths, problems, and opportunities:
1. Central Globeville Residential Area
2. East Globeville Business/Industrial Area
3. West Globeville Industrial/Office/Tourist Related Business Area
KEY ISSUES AND RECOMMENDATIONS Globeville As A Whole
1. Maintain all present interstate highway access points for transportation movements into and out of Globeville.
Retention of highway access at current locations is essential for the continued economic viability of neighborhood
i ndustri al, retai1, hotel, office, and residential land uses. Approximately 12,000 jobs and 3,600 residents would be affected by the loss of highway access, and the neighborhood's potential for development of new businesses would be jeopardized.
2. Develop and maintain a broad-based group with neighborhood-city-state-federal participation to analyze and interpret findings of potential environmental hazards in the neighborhood. Analysis of possible air, soil, and groundwater contamination from the ASARCO site in Adams County is an immediate priority.
3. At the time of the reconstruction of the I-25/I-70 interchange, install solid screening fences and landscaping treatment along 1-70 and 1-25 to buffer the residences from highway noise and pollution, and to improve the visual image presented
to visitors at a key Denver gateway.
Colo. Department of Highways Federal Highway Administration Public Works-Transportation Division City Council State Legislature U.S. Senate
U.S. House of Representatives
Neighborhood Groups Colorado Dept, of Health Colorado Attorney Generals Office
Environmental Protection Agency
Colorado Dept, of Highways Denver Planning Office State Legislature
4. Consider local historic district designation for Globeville. A district designation should be done if it provides stabilization to the neighborhood or there are economic benefits for residents and businesses. Disincentives may include time and added expenses for home improvements. Incentives include possible increases in property values, tax benefits, and greater commitment from the City and other agencies to preserve, protect and support the neighborhood. Other alternatives include designation of individual structures, "informal" designation of sites by placement of historic markers, and National Historic District designation. A brief listing of significant sites should be prepared and published with distribution through neighborhood businesses for use by bicyclists and walkers coming to Globeville on the Platte River Greenway.
Globeville Civic Association Denver Planning Office Denver Landmark Commission Business owners Colorado Historic Society
5. Work with Adams County on Denver Planning Office
redevelopment strategies for Adams County Planning Dept.
areas of shared interest. The
Bannock Street and Washington
Street corridors and the Northside
Treatment Plant site are
specific areas where joint
planning is desirable.
Central Globeville consists of about 40 square blocks, extending from the Burlington Northern railyards (43rd Avenue) north to the Denver City limits at 52nd Avenue. Generally, the alley between Washington and Pearl Streets, and the Burlington Northern Railroad tracks form the eastern edge; and Broadway Street acts as a western edge. Much of this area is zoned R-l for single family homes. There are some pre-existing side by side and basement apartment residences. North of 51st Avenue are 234 units of public housing multi-family residences located on several blocks at Stapleton Homes (R-3 zoning). Adjacent to the R-3 zoning are several blocks zoned for institutional uses (R-5 zoning) on which Laradon Hall, a vocational center, school, and residential facility for developmental!y disabled children and adults is located. Neighborhood-serving businesses are found along 45th Avenue (B-2 zoning) and at 51st Avenue and Lincoln Street (non-conforming R-l zoning). A small farm with livestock is in the lowlands near the center of this subarea (non-conforming R-l zoning).
Although residents generally perceive the neighborhood to be a unified whole, there are physical impediments that split the Central G1obevilie residential area and act to restrict the flow of movement. Interstate Highway 70 is breached at only two locations (Lincoln and Washington Streets); the Burlington Northern Railroad tracks are crossed at three points (Broadway, Lincoln, and Washington Streets); electric transmission lines and towers within a Public Service Company easement create a third visual barrier across the neighborhood. Although these barriers are somewhat divisive, a portion of the railroad right-of-way is beneficial to Central G1obevilie in that it serves as a hard edge to separate residential and industrial land uses.
Central Globeville is characterized as a neighborhood with rich ethnic and cultural diversity, a high rate of owner occupied modestly priced homes, and housing stock in reasonably good conditions. Key issues include:
maintaining and improving the existing residential character.
retaining the present level of highway access, determining any possible hazards resulting from toxic contamination of soils in parts of the neighborhood, developing retail and personal service businesses.
1. Maintain current R-l zone district boundaries at the edges. Study existing zone district lines to determine where downzoning to R-l might be appropriate. The west side of Pearl Street between 44th Ave. and 45th Ave., currently zoned B-4 but occupied by residential uses, is one possible area.
Support PUD rezoning of sites for uses compatible with R-l zoning (low density multiple unit residences, child day care centers, senior housing, art gallery, live theater, health club, and similar uses). Should 1-25 exits be moved north from present locations near 49th Avenue, support the rezoning of adjacent R 1 and R-3 land to P.U.D. zoning which would permit retail and tourist related businesses.
Denver Planning Office Globeville Civic Association City Council Landowners
2. Create a clear delineation and buffer between the Central Globeville residential area and surrounding industrial areas. Solid fencing and landscaping treatment should be placed along the Burlington Northern Railyards in south Globeville (43rd/44th Ave.)
and new buffering placed along the western boundaries of industrial properties south of 51st Ave. along the Burlington Northern railroad tracks.
All industrial properties with outdoor storage of materials adjacent to residential uses should be similarly screened.
3. Assist lower income homeowners in home maintenance and rehabilitation.
4. Continue street, alley, and sidewalk improvements. Identify unsurfaced streets and alleys, and streets with heavy pedestrian use that need sidewalks.
Construct new sidewalks with sufficient separation between curb and sidewalk to permit planting of street trees. Reformulate city policies that
do not require sidewalks through industrial areas to facilitate pedestrian circulation to retail and transit.
5. Develop strategies to stabilize Stapleton Homes occupancy through a mix of incomes, ages, and educational backgrounds of residents. Modernize and lower the density.
Zoning Administration Denver Planning Office Railroads and Industrial property owners
Denver Urban Renewal Authority Homeowners
Globeville Civic Association Landowners
Denver Planning Office Community Development Agency Globeville Civic Association
Denver Housing Authority
6. Encourage small neighborhoodserving business start-ups in existing structures within the narrow B-2 zoning along 45th Ave. Install historic street lighting between Sherman and Washington Streets. Encourage businesses to add flower boxes and awnings along sidewalk frontage. Although there is currently no pressure to extend B-2 zoning, any future requests should be supported only with
an agreement to replace lost housing units at other locations in Globeville.
7. Unify the segments of the neighborhood north and south of 1-70 by targeting Lincoln Street and Washington Street sidewalks for timely maintenance (snowTemoval and dirt sweeping), landscaping treatment, and historic street lighting.
8. Target and maintain sanitation, health, parking, animal control, building and zoning code enforcement at high levels.
9. Improve the condition and appearance of non-conforming businesses at the comer of 51st Avenue and Lincoln Street. Removal of graffiti, installation of flower boxes, and enforcement of all licensing requirements are recommended.
Denver Planning Office Economic Development Agency Community Development Agency Landowners Business owners
Colorado Dept, of Highways Public Works- Street Maintenance
Neighborhood volunteer groups
Public Works- Code Enforcement
Public Works-Parking Management Dept, of Health and Hospitals Public Works- Animal Control Public Works Building Inspection
Zoning Administration Landowner
Dept, of Excise and License Economic Development Agency
10. Explore the feasibility and funding sources for building elderly housing on vacant parcels of land at 47th Ave. and Lincoln Street, 48th Avenue near Argo Park, along 45th Ave. and/or along Washington Street (East Globeville).
11. Celebrate the people, culture, and history of Globe-ville with neighborhood festivals, parades, picnics, and celebrations.
Denver Planning Office HUD
Residents, businesses, and institutions
Globeville Civic Association Community Centers Churches City of Denver
The East Globeville business/industrial area is bounded on the south and east by the Platte River, extends west beyond Washington Street, and runs north to the Denver city limits. Washington Street is the "Main Street" for this subarea and for the Globeville neighborhood as a whole.
Zoning is 1-2, 1-1, 1-0, and B-4, and was established in 1956. In over 30 years only two zone change requests have been enacted in this area (one of these within the last year). Land uses include everything from single family homes to junk yards and a meat processing plant. As technology has changed over the years, many of. the labor intensive industries have closed or moved to new sites outside the neighborhood. Warehousing/wholesale distribution businesses, auto parts/salvage yards, and special trades contractor businesses have been slowly replacing residential and heavy industrial land uses. A number of retail and restaurant businesses are interspersed among the industrial and residential properties along Washington Street. The Northside Treatment Plant is at the far northeast comer of this subarea. The plant has recently been phased out. A portion of the ASARCO plant property extends into Denver at the northwest comer of Washington Street and 51st Avenue.
East Globeville is characterized by this highly mixed pattern of land uses, some large vacant land parcels, and a visually blighted appearance along Washington Street from 47th Avenue to the city limits. Key issues include:
retaining the present level of highway access, improving traffic movements along Washington Street. creati..j a positive visual appearance along Washington Street that will encourage business development, utilizing the area's close proximity to the Coliseum/Stock Show complex, 58th Avenue Merchandise Mart, Platte River Greenway, highway access, and Downtown Denver to encourage business development.
developing neighborhood serving retail businesses and personal services.
1. Conduct a market study to determine the most logical types of businesses to locate within the Washington Street corridor. This study should include analysis of neighborhoodserving retail and personal service businesses (such as laundromat, drug store,
beauty shop) not available to Globeville residents, as well as the whole range of industries and businesses that serve the Denver Metropolitan Area. The vacant block on Washington Street between 48th and 49th Avenues, and the comer of Washington and 47th Avenue are recommended for priority attention.
2. Bring together East Globeville business owners and property owners to develop strategies for new development and determine the zoning required for the types of businesses targeted. Assist small businesses with loans and support services.
3. Encourage and support rezoning of 1-1 and 1-2 parcels to appropriate PUD, B-l, B-2, B-3, B-4, or 1-0 zone district designation for implementation of Washington Street and East Globeville economic development strategies. Discourage any rezonings that would extend industrial or business land uses into residential Central Globeville.
Landowners and business owners Economic Development Agency
Denver Planning Office Economic Development Agency Chamber of Commerce
Landowners, business owners Denver Planning Office City Council
4. As parcels may be rezoned along Washington Street, conditions should be included to require placement of new buildings near the front property lines, with parking provided to the rear or sides.
As parcels may be rezoned adjacent to the Platte River Greenway, conditions should
be included to assure compatible building orientation, landscaping, and access from the Greenway. Billboards should be waivered and uniform provisions for street trees be required in all rezonings adjacent to Washington Street.
5. Develop creative business sign standards and street signs along Washington Street. Sign type, lighting, and color might be included in these standards. The full length
of Washington Street might receive small "Globeville Main Street" signs placed under the existing street signs.
6. Enforce the Denver Zoning Ordinance requirements for paving of business parking areas and screening of junk yards and outdoor storage adjacent to residential land uses. Enforce business licensing requirements for junk yards.
7. Encourage the planting of street trees along the full length of Washington St.
8. Consider the enactment of a permanent moratorium on the establishing of new junk yards in East Globeville.
Denver Planning Office City Council
Business owners Denver Planning Office Public Works Zoning Administration Landmark Commission
Zoning Administration Dept, of Excise and License
Business owners City review agencies
Zoning Administration Dept, of Excise and License City Council representation
9. Redesign landscaping treatment at the Washington St./
1-70 Globeville gateway. New tree plantings, flower garden, and a "Welcome to Denver and Globeville" sign are recommended. Similarly, design new landscaping treatment on Washington Street, at the
north city limits.
10. Determine right-of-way requirements for Washington Street improvements. The absence of a decision on street widening has delayed expansion decisions of some business owners.
11. Neither encourage or discourage the continuation of non-conforming housing in East Globeville. Housing stock withiruthis industrial area meets the need of some individuals to combine a place of residence with operation of auto repair and similar businesses not permitted in residential areas.
12. Develop at least two bikeway access points between East Globeville and the Platte River Greenway. 44th Avenue at the McDonald's Restaurant, the I-70/Washington Street interchange, the Colorado and Southern Railroad right-of-way, and 51st Ave. near the former sewage treatment plant are possible locations. Encourage Globeville restaurants to install bike racks and distribute "Historic Globeville" tour guides.
Denver Parks Department Colorado Dept, of Highways Globeville volunteer group Business owners Chamber of Commerce
Public Works-Transportation Division
Parks and Recreation Platte River Greenway Foundation
Public Works-Transportation Division
13. Improve the appearance of the ASARCO property at the northwest corner of Washington Street and 51st Avenue. Install a sidewalk along 51st Avenue. Should redevelopment with business or industrial uses not be possible, plant trees and develop landscaping treatment to contain soil on the site.
14. Continue to study industrial and recreational redevelopment alternatives for the large Northside Treatment Plant site. Encourage redevelopment and landscaping treatment along 50th Avenue, the primary access street to the site. Coordinate with Adams County
in planning access from the north.
Denver Planning Office Public Works-Land Office Adams County Planning Department
West Globeville Tourist/Industrial/Office Area
West Globeville consists of industrially-zoned land generally bounded by Broadway Street, the South Platte River, the Rio Grande railyards (Inca Street), and the Denver city limits. 1-70 divides this subarea, with no provision for streets to pass over or under the highway.
While highways divide West Globeville, common land uses unify the area. Zoning is 1-0, 1-1, 1-2, and PRV. The first city-enacted zoning in the 1920's allowed mixed industrial and residential land uses in this area. These uses continue today. When the interstate highways were completed through Globeville in the 1950's, exits and entrances were placed on 1-25 near 49th Avenue. For a brief time, this new freeway access spurred a number of successful rezoning requests to change land uses from R-l to 1-0 in the vicinity of Broadway Street and Leaf Court between 48th Avenue and 50th Avenue. It is significant that in the 25 years since that time there have been no extensions of industrial zoning into the Central Globeville residential neighborhood.
The I-25/1-70 highway interchange located in West Globeville carries 262,000 vehicles per day, making this spot the highest traffic volume point in the state. Highway and railroad access have shaped the character of West Globeville land uses:
Tourist-oriented businesses (6 hotels/motels with a total of 1,030 rooms, 5 gasoline filling stations, 10 restaurants)
Warehousing distribution businesses Manufacturing fabrication businesses Outdoor storage rail and truck terminals
PROPOSED GATEWAY LANDSCAPING
Gateway Landscaping Streetscape Improvement
TRUCK ROUTE HAZARDOUS MATERIAL
INTERSTATE HIGHWAY (NO RESTRICTION UNLESS NOTED) ~=\
ELEVATED PORTION OF 1-70 RADIOACTIVE MATERIALS, POISONS & AB EXPLOS'VES I ROHIBITED AT ALL TIMES, FLAMMABLE LIQUIDS & LP GAS PROHIBITED DURING PEAK HOURS (6:30-8:30 AM & 4:00-6:00 PM)
ALL HAZARDOUS MATERIALS
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Single family residential (non-conforming)
Neighborhood landmarks include the Regency Hotel (389 rooms), the new Denver Post printing plant, the Colorado Trade Center (680,000 s.f. of floor area, 60% leased), and the new intermodal truck-train terminal along the western edge of Globeville. Nearby activity centers include Downtown Denver, the Merchandise Mart (58th Avenue in Adams County), and the Bannock Street furniture outlet business district immediately north of Denver in Adams County.
Key issues include:
Encouraging the expansion of existing businesses and attracting new businesses to the area.
Retaining and improving highway access at I-25/49th Avenue and I-25/Fox Street.
Treating interstate highways as "gateways" for business development and for projecting an image of the city and neighborhood.
Action Recommendations Resoonsibilitv
1. Encourage and support rezoning of 1-1 and 1-2 parcels to P.U.D. zone district designation to allow retail and tourist-oriented businesses west of 1-25 near freeway access points. Discourage any rezonings that would extend industrial or business land uses into residential Central Globeville.
Landowners, Business owners Denver Planning Office City Council
2. Develop a strong Denver and Colorado tourist focal point and information center near the interchange of 1-25 and 1-70 (many tourists do not find their way to the Convention and Visitors Bureau located in Downtown Denver). Suggested is a highly visible focal point that could provide vistas of the mountains,
and Downtown Denver skyline, and incorporate shops and restaurants' with a Colorado motif. A location at the center of the I-25/1-70 interchange would be most ideal. The 1-25/
Fox Street and I-70/Washington Street interchange are other suggested locations.
Landowners, Business owners Denver Convention and Visitors Bureau Denver Planning Office
3. Consider new retail and tourist-oriented business activity in vicinity of 1-25 and 38th Ave., and at 36th Ave. and Fox Street (if this site is chosen for the Denver railroad passenger terminal).
4. Develop landscape treatment at the I-25/Fox Street interchange. This is an important Denver, Downtown, and Globeville gateway.
5. Develop landscape treatment, improved street lighting, and sidewalks at the 1-25/48th Ave. underpass. This is an important Globeville entry point and is used by residents to reach retail and personal services
on Pecos Street.
6. Encourage the planting of street trees along Bannock Street from 48th Avenue north to the city limits.
7. Enforce the Denver Zoning Ordinance requirements for paving of business parking areas and screening of
8. Take no action to either encourage or discourage the continuation of non-conforming housing in West Globeville.
Housing stock within this business/industrial area meets the need of some individuals to combine business with a place of residence.
9. Identify streets with heavy pedestrian use that need sidewalks. Reformulate city policies that do not require sidewalks through industrial areas.
Landowners, business owners Amtrak
Colorado Dept, of Highways Denver Parks Department Public Works-Transportation Division
Colorado Dept, of Highways Denver Parks Department Public Works-Transportation Division
Business owners City Review Agencies
Denver Planning Office
The future of Globeville as a residential community and an area where commercial redevelopment of old industrial areas will occur, depends on how a number of environmental issues can be alleviated.
In recent years the closing of most of the packing plants and the North Side Sewage Treatment Plant has improved the environment by eliminating many of the noxious odors which for years were associated with Globeville. Other less obvious but possibly more threatening environmental issues remain:
air, soil, and groundwater contamination from the active ASARCO plant and other former smelter sites in the neighborhood, air and noise pollution from the interstate highways, flooding potential from the South Platte River and several residential streets with poor storm drainage
The discovery of toxic waste residue from the American Smelting and Refining Company (ASARCO) located in Adams County and on the northern edge of Globeville is a neighborhood concern. A Remedial Investigation Report has recently been prepared to determine the nature and extent of environmental contamination from the ASARCO plant. This review pertains to soil contain}nation, ground water, surface water, and air quality for the ASARCO property and the neighborhood as a whole. Two additional reports, the Endangerment Study pertaining to health risks and the Feasibility Study pertaining to environmental clean up will be available in the near future. Based on information from these reports, residents of the neighborhood and the city will need to be actively engaged with the clean up plans being developed by the State of Colorado Department of Health, the Colorado Attorney General's Office, the U.S. Environmental Protection Agency (EPA), and ASARCO.
Parts of the Central Globeville residential area and most of the East Globeville industrial and business area on Washington Street lie within the South Platte River 100-year flood plain. This presents some constraints for new development in that site design and building engineering must conform to the Denver Flood Plain Ordinance by raising the level of the lowest floor of any structure 1.5 feet above the 100 year flood level.
Flood plain management is described in Article V of the Revised Municipal Code of the City and County of Denver, Volume II. The article was enacted to promote the public health, safety and general welfare and to minimize public and private losses due to flood conditions in specific areas. The Denver City Council on March 17, 1986 passed ordinance number 158 pertaining to methods of protecting the public and reducing flood losses. The ordinance regulates building construction and establishes encroachment artaS which may be ultimately developed.
KEY ISSUES AND RECOMMENDATIONS
1. Develop and maintain broad based neighborhood participation with city, state and federal participation to analyze, interpret and act upon findings of potential environmental hazards in the neighborhood.
Analysis of air, soil, surface water and groundwater contamination from the ASARCO site is a priority.
2. Encourage implementation of selected elements of the South Platte River Flood Control Master Plan.
Of first priority should be replacement of the Franklin Street bridge in order to alleviate a channel obstruction that backs flood water into Globeville during moderately heavy rainfall.
3. Continue storm drainage public improvements in areas of South and Central Globeville.
4. Install textured concrete screening fences and landscaping treatment along 1-70 and 1-25 to buffer residences from highway noise and air pollution.
5. Encourage the development of busway and rail transit to alleviate the need for adding still more freeway lanes through Globeville
and to eliminate air pollution that would result from increased highway traffi c.
6. Support efforts of the Metropolitan Denver Air Quality Council to
reduce air pollution.
Neighborhood Groups Colo. Dept, of Highways Colo. Atty. Genls. Offc. Environmental Protection Agency
Denver Public Works-Wastewater Management Urban Drainage and Flood Control District Adams County
Denver Public Works-Wastewater Management
Colo. Dept, of Highways Denver Planning Office
Regional Transportation District
Colo. Dept, of Highways Colo. State Legislature
Metropolitan Denver Air Quality Council
Land use and transportation for the Globeville neighborhood are inseparably tied together with transportation playing an increasing role. Since the completion of 1-25 and 1-70 twenty-five years ago, Globeville has been at the center of the highway transportation network for the state and region. Historically the neighborhood has also been a converging point for railroads serving the Rocky Mountain region. The recent removal of rail yards from the Central Platte Valley has further concentrated rail activity in Globeville. Approximately 252,000 vehicles pass through the neighborhood each day on its interstate highways; and 6,525 rail freight cars and more than 1,000 Amtrak passengers come through by train each day.
Highway and rail movements create potential hazards for local residents and businesses. For example, the 1983 toxic chemical spill in the West Globeville rail yards and the 1984 missile-carrying truck accident both required neighborhood evacuation.
Construction of High Occupancy Vehicle (HOV) lanes on 1-25 connecting the northern suburbs with downtown is scheduled to begin in 1990 with the opening scheduled for 1992. Rail transit proposals are being considered which would utiliue existing railroad rights-of-way in or near Globeville to link Downtown with the new airport and to link Downtown with the northwest suburbs and Boulder; however these proposals are conceptual in nature only at this time.
Globevilie's streets were established as a grid system, later overlaid with the interstate highways and constrained at the edges by the South Platte River. There are 13.5 miles of local streets, 5 miles of collector streets, and 1.5 miles of arterial streets.
Transportation concerns of residents include truck traffic through the residential neighborhood on 45th and 47th Avenues and traffic congestion on Washington Street. In the central residential area are several dedicated street rights of way in which streets have never been built. Nearly all other streets are surfaced, but a number of blocks do not have curb and gutter and are prone to flooding during summer downpours. Although most residential alleys have now been either paved or treated with "black gold," several alleys used by vehicles entering and leaving business parking lots need further attention.
The neighborhood is served by two north-south RTD transit lines, generally following Washington and Lincoln Streets, and an east-west line stopping in Globeville at Fox Street and 38th Avenue
The age and income characteristics of Globeville residents indicate a fairly high number of households with people who do not drive and are dependent on a good sidewalk pedestrian circulation system and bus transportation lines. Laradon Hall workshops, the Salvation Army workshops, and some of the tourist-oriented businesses in the neighborhood have employees who are particularly
dependent on public transportation. Well worn paths in the dirt along key streets are evidence of the need to continue to improve pedestrian and transit circulation in the neighborhood.
The Platte River Greenway bike path is at the eastern and southern edge of Globeville, with an extension reaching Inca Street near 36th Avenue. At this time there are no designated bike lanes on neighborhood streets.
Many residential streets are used by trucks and.service vehicles for access to 1-70 and 1-25, as well as other surrounding business and industrial areas in the vicinity of Globeville. The official designated truck routes in the neighborhood are Washington Street with its ramps, and 46th Avenue (east of Washington Street). Most streets are now posted for "No trucks over 7,000 pounds empty weight."
The two interstate highways (1-25 and 1-70) are routes approved for all vehicles including those carrying hazardous materials. Where the elevated portion exists on 1-70 (Logan Street to Colorado Boulevard) radioactive materials, poisons and AB explosives (explosives that throw fragments 1/3 mile or more if fire reaches cargo area) are prohibited at all times. During peak hours (6:30 8:30 A.M. and 4:00 6:00 P.M.) flammable liquids and liquid petroleum gas are prohibited on the interstate's elevated portion. The hazardous materials route map shown on page 30 was'approved by the City's Manager of Safety in 1985. The State of Colorado is presently reviewing possible restrictions to hazardous materials through the I-25/1-70 interchange due to reconstruction, and the scheduled completion of C-470 and 1-76 in the near future.
Globeville is subject to prompt emergency evacuation which may require some of the population of this neighborhood to move to safe areas. Such evacuations are necessary for the protection of health and life. The area, a transportation hub of the City with major interstate highways, and railroad properties/switching yards, sees vast quantities of hazardous materials arrive and pass through on a daily basis.
According to the City and County of Denver Emergency Operations Plan, citizens during partial evacuations will relocate to safe areas within the City or emergency group shelters in low risk host areas determined by Colorado State authorities. The assigned emergency group shelters that are located in Globeville are the following city public facilities: Stapleton Recreation Center located at 5090 Broadway, Globeville Recreation Center located at 4496 Grant Street, Globeville Senior Citizen Center, located at 4400 Lincoln Street and Garden Place Elementary School located at 4425 Lincoln Street. If the need occurs for use of other group shelters the City's Emergency Preparedness Agency, Colorado State authorities and the Denver Branch of the American Red Cross would determine facilities based on adequate sanitation and cafeteria provisions.
Private automobile will be the primary means of transportation for relocatees. Buses will be provided to relocate residents who do not have private transportation. Shelter, food and other essential goods will be provided to the relocatees by the Denver Branch of American Red Cross and other volunteer organizations.
KEY ISSUES AND RECOMMENDATIONS
Since, over the years the neighborhood has survived all the negative impacts associated with highly concentrated highway activity along 1-25 and 1-70, the neighborhood also claims the right to receive the positive impacts of highway access. This highway access is the most critical issue expressed by residents and businesses for good reasons.
For the economic stability and-growth of neighborhood businesses, it is essential that access be provided to and from the highways at their present locations.
For the health and safety of residents and workers, easy access to the highways is needed to evacuate in the event of a neighborhood threatening railroad or highway accident.
For the health and safety of occupants of vehicles using 1-70 and 1-25, exits at present locations are needed when ice-related accidents occur on the elevated portion of 1-70 to the east of Globeville and when accidents occur within the I-70/I-25 interchange.
Therefore, the task of designing a better, safer "mousetrap" is a technical engineering one that should be accomplished within the parameters of continuing present points of access between Globeville and its highways.
1. Widen Washington Street to four lanes, or provide turning lanes. Coordinate with Adams County improvements in this
Division Adams County
2. Work with RTD to develop a neighborhood transit link to the Pecos Street shopping area and to HOV bus line through West Globeville.
Globeville Civic Association Salvation Army Laradon Hall
3. Continue street, alley, and sidewalk improvements. Identify unsurfaced streets and alleys, and streets through industrial areas with heavy pedestrian use that, need sidewalks. Construct these sidewalks.
Denver Planning Office Community Development Agency Globeville Civic Association
4. Establish a bike route highlighting the historic character of Globeville.
Develop at least two access points from the Platte River Greenway. Designate a bike route through Central and West Globeville looping south and west to link up with the existing Platte River Greenway path
at the Lipan/I-25 underpass.
5. Initiate a review of Globeville's traffic circulation relative to proposed Colorado Department of Highways improvements and possible roadway locations within and adjoining the neighborhood.
6. Increase enforcement of traffic laws in regards to speeding within the neighborhood.
7. Enforce the neighborhood's truck routes.
8. Maintain and enforce the present restrictions on heavy trucks and toxic material traffic.
9. Encourage the use of the 1-25 Landscape Master Plan and its design guidelines for interstate interchanges and rights-of-way.
10. Explore the possible extension and construction of streets to inaccessible areas of the neighborhood.
Parks and Recreation Platte River Greenway Foundation
Public Works-Transportation Division
Denver Landmark Commission Denver Planning Office
Public Works-Transportation Section
Colorado Dept, of Highways
Denver Police Department
Denver Police Department
Colorado Highway Patrol Port of Entry
Colorado Dept, of Highways
Public Works-Design Engineering, Transportation Planning and Traffic Engineering Divisions
11. Encourage the development of the HOV bus way and rail transit to alleviate the need for adding still more lanes to the interstate highway through Globeville and to reduce air pollution that would result from increased highway traffic.
12. Survey the neighborhood for lighting adequacy. Install lighting on streets and alleys where needed.
13. Maintain streets, alleys, and sidewalks, including regular street sweeping.
14 Maintain pedestrian walkways ..ider 1-70 at Washington and Lincoln Streets including year around cleaning and winter snow removal.
Colorado Dept, of Highways Regional Transportation District Colorado State Legislature
Globeville Civic Association Public Service Company of CO Public Works
Colorado Dept, of Highways
rf URBAN DESIGN RECOMMENDATIONS
V. COMMUNITY FACILITIES
Neighborhood facilities, especially parks and schools, are important to the identity and quality of life in the neighborhood. They shape the feelings of residents and the perceptions of visitors and prospective investors about the neighborhood. Two recreation centers are operated by the City and provide recreational activities for all Globeville residents. There is limited public open space directly within the neighborhood, although, the area is flanked on the east side by the linear Platte River Greenway. The Platte River Greenway was a redevelopment project which transformed the South Platte River's neglected and abused environment to a waterway working in harmony with its surroundings. The free flowing river provides the surrounding populace the opportunity to relax and enjoy a bit of green space at the Globeville Landing Park or ride a bicycle along the trail. It is a welcome amenity in the neighborhood.
Argo Park is centrally located between Interstate Highway 25 and the South Platte River just north of Interstate 70 at 47th Avenue and Logan Street. The neighborhood park opened in 1880 on 3.82 acres and was acquired by the city in 1906. The park over the years has received improvements with $45,000 of major work completed from the 1964 bond funds and the City's Community Development Agency allocation of $158,721 in 1981-1982. The existing park today contains 7.9 acres and includes a swimming pool, a restroom, tennis court, softball field, junior football field, playground facilities and picnic tables along with a memorial statue dedicated in 1948 in memory of the "gallant men of Globeville who sacrificed their lives in World War I and World War II."
Globeville Recreation Center
The Globeville Recreation Center is centrally located for the residents south of 1-70 at 4496 Grant Street. The center was originally designed to serve the entire Globeville neighborhood. However, since the construction of Interstate 70, it primarily serves the portion of Globeville south of the highway. The center experienced various improvement phases; the gymnasium was built in 1976 and ten years later in 1986 another section was added to the building. Most users of the facility walk to the center although the interstate presents an obstruction for those pedestrians who live to the north.
Stapleton Recreation Center
The Stapleton Recreation Center located at 5090 Broadway was built in 1965. The center was named in honor of Benjamin F. Stapleton former Mayor of D'nver. The location of the facility is ideal for both the Stapleton Homes Housing complex and the R-l zoned single-family residential sections to the east and south of the center.
Globeville Senior Center
The Globeville Senior Center was established through funds provided by the City and County of Denver in 1974. The center, a renovation of the two-story First German Congregational Church located at 44th Avenue and Lincoln Street, was dedicated in 1975. It includes a kitchen and space for group activities. The Globeville Senior Center will continue to be open in the immediate future for specific program activities as identified by the Globeville community together with the Parks and Recreation Department.
Garden Place Elementary School located at 4425 Lincoln Street was originally started as a little red school house in 1882 with about 60 children from first grade through high school. The school became part of the Denver Public School system in 1902 with the name of Garden Place due to its location amid Globeville's fertile agriculture surroundings. The school has had various improvements to its structure additional classrooms in 1904 and the construction of still more classrooms, gymnasium and auditorium in 1923 when the older south section was demolished.
Laradon Hall Vocational Center
The Laradon Hall Vocational Center is located in the old Globeville Elementary School. The school was built on the northern boundary of the xity limits in 1930 because the School Board anticipated growth in population for the Globeville area. This growth never materialized and consequently the school was not used as an elementary school. In 1951 the school was bought by the Colorado Elks Association and converted into a training center for mentally retarded youngsters. There are facilities in the old main building for classes, while the dorms have living quarters for about 90 trainees. Wings branching north from the original structure have been added in recent years. Within the wings are large spaces for industrial training, warehousing, assembly and piece work, packaging and manufacturing of tile. There are also numerous classrooms and offices. Within the complex is an indoor swimming pool, gymnasium, 254 seat auditorium, cafeteria and an excellent playground.
The Globeville Community Health Clinic, formerly the Stapleton Health Clinic, is now located at 5075 Lincoln Street. This family practice health facility, dedicated February 18, 1988, was built on the site of the former Lincoln Wee Tots Day Care Center using $200,000 of community development funds. The clinic, under the jurisdiction of Denver's Department of Health and Hospitals, primarily provides care to the north central quadrant of the City.
KEY ISSUES AND RECOMMENDATIONS
The Parks and Recreation department is evaluating how to best meet the recreation needs of the Denver community now and in the future, using existing buildings where appropriate and working out coordination with the Denver Public Schools. It is unlikely that any new recreation centers will be constructed or any major additions to existing centers will take place anywhere in the city.
There is sufficient space available at Argo Park to expand and include extra needed facilities. Coordination and new equipment would allow a comprehensive recreation program. Globeville's isolation and disection by highways are fairly strong arguments for additional recreation space. Also, vacant land in Globeville could be developed into parks and open space with relatively small costs. Because of Globeville's physical isolation it is important that recreation programs and transportation to recreation activities continue to be available to residents, especially young people and the elderly.
The following conditions for Argo Park's future are important to Globeville residents and should be studied for implementation:
The area of Argo Park should not be decreased.
The park and ball field should be adequately lighted.
The tennis and outdoor basketball facilities should be repaired, upgraded and maintained.
A jogging trail should be established in Argo Park.
A racquetball court should be Action Recommendations
1. Continue to make available recreation programs for all residents. Explore the possibility of one central recreation center serving the neighborhood.
2. Explore increased usage of recreation centers by neighborhood industries and businesses for employee fitness programs over the lunch hour and after work.
3. Study the feasibility of opening a branch library at one of the recreation centers or in a storefront location.
Parks and Recreation Dept. City Council
Parks and Recreation Dept. Neighborhood Businesses
Denver Public Library
Resoonsibilitv Globeville Churches
4. Consider utilizing parochial school buildings for private education, utilizing Globeville's central location for parents commuting to work in Downtown Denver.
VI. NEIGHBORHOOD HOUSING CONSERVATION
The core of Globeville is and has historically been a neighborhood whose residents have worked in the surrounding industrial areas. Most of the households currently live in single-family, owner-occupied homes. Owner-occupancy, often a sign of neighborhood stability, is high in proportion to the area's total single family units. In March, 1988 approximately two-thirds of single family homes were owner occupied. The following is the breakdown of types of housing units in Globeville:
Single-family 903 units Multi-family 64 units
Public projects 242 units (234 units are occupied in Stapleton) Mixed-residential 10 units Public scattered site 9 units
The following charts depict total housing units by year and relationship between owner-occupancy and renter-occupancy.
Year Globeville Total No. of Units 7. Chanae
1950 1960* 1,547 1,452 - 6.1
1970* 1,277 -12.0
1980 1,275 - 0.1
1988 L228 - 3.7
Globeville Single Unit Dwellings Occupied by Owners
Number of Single Owner-Occupied Single % of Single Unit Dwellings
Year Unit Dwellinas Unit Dwellinas Owner-OccuDied
1960 1,101 755 697.
1970 1,067 612 577.
1980 905 610 677.
1333- 906 594 667.
The housing stock is aging and much of it is in need of rehabilitation. Single family structures average 80 years.
* Years where significant loss of housing units occurred due to the construction of I-25 and 1-70.
The Denver Planning Office Housing Detail Report, of June 20, 1986 indicates the average selling price for a single-family home has remained relatively constant since 1985, in the $40,000 range, compared to a Denver average of $81,600. Since July 1985 there have been 10 single-family homes which have participated in the Community Development single-family rehab program and there are 15 on the waiting list.
One of the strengths of Globeville has always been that a large percentage of its citizens have pride in their homeownership and a sense of responsibility for the condition of their homes and neighborhood. It is imperative to the survival of the neighborhood that the population of the area at least remain stable. It is preferred that the maximum number of residents live in owner-occupied single family dwellings, followed by condominium or privately owned and/or cooperatively managed apartment units.
Consideration should be given to providing..a tax advantage on owner-occupied property as opposed to rental property and 'every effort ought to be made to cite absentee landlords for failure to properly maintain their property or provide the requisite services to their tenants. Assistance should be given to the aged, infirm or otherwise handicapped to facilitate their compliance with City codes in order to allow them to maintain their homes.
KEY ISSUES AND RECOMMENDATIONS
1. Maintain the existing residential character and zoning.
2. Explore designating Globeville as a target area for the DURA single family rehab, program.
3. Assist residents to become aware of grants, loans, and volunteer workers for assisting with home maintenance and improvements.
4. Develop housing on vacant land where feasible.
5. Modernize and reduce density in the Stapleton Housing Complex.
Globeville Civic Assn.
Denver Urban Renewal Authority
Globeville Civic Assn.
Denver Urban Renewal Authority Planning Office Community Development Agency Non-profit organizations
Denver Housing Authority Denver Health and Hospitals
6. Determine the status and future of abandoned structures and vacant lots. Rehabilitate vacant buildings; inform building owners of options; explore the
use of eminent domain for purchase, rehabilitation, and sale.
7. Target police presence in the neighborhood to reduce vandalism and crime.
8. Survey the neighborhood for lighting adequacy. Install lighting on streets and alleys where needed.
9. Maintain a high level of trash collection service.
10. Identify residential areas where junk cars are being stored and other environmental code violations are occurring. Target and maintain sanitation, health, parking, animal control, building-and zoning code enforcement at high levels.
Public Works Building Inspection Section
Denver Urban Renewal Authority
Denver Police Department
Globeville Civic Association Public Service Company of Colo. Public Works
Public Works- Sanitation Services
Public Works- Code Enforcement Public Works- Parking Management Dept, of Health and Hospitals Public Works- Animal Control Public Works- Building Inspection Zoning Administration
VII. NEIGHBORHOOD BUSINESS
There is a special concern about the limited number and variety of neighborhood shops, services, and jobs for local residents, particularly on north Washington Street where the commercial strip traditionally supported the residents' needs. There is a desire to encourage a Globeville business district based on the findings of new market studies and scrutiny of'-existing businesses for their potential to expand in the neighborhood. There appears to be adequate commercial zoning to al-Iow expansion o.f convenience retail goods and services* but th.is has not taken place. The number, range and quality of shops and services decreased when the neighborhood was perceived as deteriorating. There is agreement that for businesses to survive there must be ingress and egress to capture the disposable income that is available from the traffic flow along Washington Street. In revitalizing the neighborhood commercial strip a joint effort with the City, the Denver Chamber of Commerce and the minority Chambers of Commerce should be established to determine feasibility and to define an imp!ementable program.
KEY ISSUES AND RECOMMENDATIONS
Conduct a focused market analysis of the Washington Street (East Globeville) corridor. This study should examine the potential for neighborhood serving retail and personal service businesses, and metropolitan area serving retail and wholesale businesses.
^Organize a merchant's association to promote the neighborhood and to plan for redevelopment of the neighborhood which will address a commitment of jobs for local residents.
N Economic Development Agency Business owners Property owners Planning Office Globeville Civic Association
1. SLOBEYILLE NEIGHBORHOOD PROFILE
Globeville is a unique portrayal of a quiet neighborhood consisting of descendents from European immigrants who were the original residents of the area and the Hispanics who are now residing in the neighborhood. According to the Bureau of Census 1980 Neighborhood Statistics Program the ethnic breakdown shows 53% (1,933) are of Spanish origin; 35.5% (1,300) Anglo; 9.8% (357)
Black; 1.1% (41) Native Americans; and .5% (23) Asian. The population of the neighborhood consists of 3,554 persons.
The Globeville neighborhood total land area consists of 1,287 acres. The following is the land use breakdown in acres by land use.
1. Residential 119.35
2. Commercial 33.54
3. Services 18.51
4. Industrial 352.39
5. Transportation/communication/service - 246.37
6. Public and Quasi-public 111.24
7. Parks and Recreation - 13.58
8. Vacant 97.29
9. Streets & Highways - 294.63
The Central Globeville residential area consists of 153 acres, of which 135 acres are in the R-l zone district, and approximately 94 (93.87) of those R-l zoned acres developed as residential.
Statistics also show that of the 3,654 persons in the neighborhood, a significant 19.6% (717) are 15 years old or younger and 11.9% (435) are 65 years and older. This is a higher youth percent than the city average (16.3%) and a less than average elderly population (13%) than for the city. The median age for Globeville was 25 years versus 30 years for the city as a whole. Data also reveals there are 502 families with children under 18 years of age.
There are 373 housing units with one or more persons 65 years or older. In 1980 Globeville had 1,190 households of which 47% were occupied by married couples and just under 19% were households headed up by a female head of household. The average number of persons per household was 2.95 vs. 2.27 for the citywide average. The 1980 median value of houses was 535,900 and the median rent consisted of 5127 per month. According to 1980 census data the neighborhood consisted of a total of 905 housing units and 279 housing units with a mortgage. The median mortgage payment was 5309 per month.
Globeville's average household income in 1980 was 511,280, well below the citywide average of 519,578. Households with incomes of 525,000 or more, constituted 4.8% and 54.7% had incomes between 57,500 (poverty level) and 525,000.
The Globeville unemployment rate in 1980 was 17-6%, three times the citywide rate of 6%. If it is assumed that the Globeville unemployment rate remained the same as the city's average in 1980 then the neighborhood's unemployment rate is currently 2 1/2 to 3 times the citywide 1987 rate of 6.2%.
Data reveals that among residents 25 years and older, 90% achieved a grade school education or less and 41% were high school graduates including 8% who had completed one or more years of college. Data also reveals about 7% have completed 4 years of college or more.
Within Central Globeville, 135 acres of 153 acres is zoned R-l. The area to the north of 1-70 is predominantly single-family residential, with some public facilities. It is a well-kept area that is beginning to feel the pressures of industrial and commercial expansion along its eastern and western edges. The subarea includes a population of 2,655 persons. Within the area exists 634 families.
The Central Globeville area to the south of 1-70 is generally a single-family area with public and quasi-public activities. The best overall environmental conditions in Globeville is present in this subarea. The population includes 999 persons and 279 families.
2. BLOCKS RECOMMENDED FOR SIDEWALK CONSTRUCTION
For the Globeville mix of commercial, industrial, and residential land uses, sidewalks are needed to link the residential core area with businesses to the east (Washington Street) and west (west of 1-25). New sidewalks are recommended at the following locations:
51st Avenue (Burlington Northern Railroad tracks east to Washington Street)
Broadway (47th Avenue to 50th Avenue)
48th Avenue (Broadway to Bannock Street)
Fox Street (Globeville Road to 39th Avenue which is an access to businesses and hotels)
44th Avenue between Delaware Street and the 1-25 overpass (links West Globeville with Garden Place Elementary School)
Neighborhood concentrations of elderly, low income, and handicapped residents and employees populations dependent on public transportation and walking -suggest a need for adequate pedestrian circulation.